[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88,100,112],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6054135,"mediaKeyId","3339709-fc9500c505e0bb675dbdb38922f828f3","parentId",3339709,"title","Feasibility analysis to weigh housing demand, fiscal impacts and site prep costs for MCI Concord","audioSeconds",557,"startMs",3028000,"endMs",3585000,"viewUrl","/Search/View?dp=1&key=3339709-fc9500c505e0bb675dbdb38922f828f3&start=3028&end=3585","thumbnailUrl","https://assets.pipeline.soar.com/3339709-fc9500c505e0bb675dbdb38922f828f3/thumbnail_3028000.jpg","articleUrl","/articles/6054135/Massachusetts/Feasibility-analysis-to-weigh-housing-demand-fiscal-impacts-and-site-prep-costs-for-MCI-Concord","mediaUrl","https://secure.pipeline.soar.com/6054135-5fa502b260f4f5a69984e0cac89e417a/orig.mp4?Expires=1770935218&Signature=nCerBGbpSCcNP0dymqKzJYKDWKonkuU5n1RptnlXUdVB6IJJQH-8pO395JhzyN49068yNQ0Tef5xuwlvIB7jVOsT1JhjFyR3M2YnTBW0r546K5P6FjGN6U33CuBvF-QU67EIAicHiiki0bnMSOYdd0nyXxOyqaSMx~1tB4T0eEauCd6PmgRx3Bte3c5c6qhXRoQk6S7Eu8FSx6dSOvetPa56r6W1y0JmxKCfPxn21owOGBYLmN3swmLha5vCX6BSiDMnco31UdFg5e4hXAmHA2I9CV814ih~op7JJH9anI2zaOb9lsSJQCsRb9Snek9OO0sb0aG-z7ZC~CA~G9Gaug__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Concord, MA","date","2025-04-25T18:04:18Z","article","Land use economists and feasibility consultants told the advisory group that Concord’s housing market and fiscal profile are important context for redevelopment, but the site is not a greenfield parcel and anticipated site‑preparation costs will affect project scale and financial feasibility.

Amy Fader of Landwise Advisors described regional employment and housing trends and noted Concord’s reliance on a large residential tax base and limits on large‑scale commercial development. She said recent data show a high housing cost burden for renters and noted a pattern where spikes in multifamily permits correspond with developers using Chapter 40B/40R or similar incentives elsewhere. She cautioned the town that delivering market‑rate and mission‑driven uses must be balanced against infrastructure and school capacity.

Fader and other presenters said demand exists for housing that is more accessible to downsizing residents and for a mix of housing types; multifamily housing tends to generate lower student yields than single‑family housing, an item the team will quantify in fiscal impact work. The consultants flagged three variables that will shape feasibility: public appetite for density, the level of reuse versus new construction, and the ability to leverage funding to offset upfront site costs.

Consultants emphasized the need for detailed cost estimates for site preparation (utilities, contamination remediation, demolition, tunnels) before firming up a development program. They also discussed potential “incubator” or research anchors along the Route 2 corridor and noted national trends that have reduced speculative office development while keeping demand for health care and education sectors.

No rezoning or financial commitments were made at the meeting. Consultants said they will perform financial modeling and include a fiscal impact assessment and school enrollment analysis as part of the scenario work.","mediaType","Video","parentTitle","Town of Concord: MCI Concord Advisory Board Meeting April 3, 2025","oneSentenceSummary","Economic consultants said housing demand in Concord remains strong but site prep and infrastructure costs will shape the scale and mix of private development; the team will model fiscal impacts and possible public‑private approaches.","taxTitle","Town of Concord, Middlesex County, Massachusetts","taxId",68746,"location","Massachusetts","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6054140,"Rotary and Route 2 traffic patterns and safety flagged as key issues for site access",168,2119000,2287000,"/Search/View?dp=1&key=3339709-fc9500c505e0bb675dbdb38922f828f3&start=2119&end=2287","https://assets.pipeline.soar.com/3339709-fc9500c505e0bb675dbdb38922f828f3/thumbnail_2119000.jpg","/articles/6054140/Massachusetts/Rotary-and-Route-2-traffic-patterns-and-safety-flagged-as-key-issues-for-site-access","https://secure.pipeline.soar.com/6054140-b218dd39a159b856c646ec04264fbfe0/orig.mp4?Expires=1770935218&Signature=X14eNndF2qQ3pY6PJmH4t0JQa9pnpNsmfBVfjN8zGKF8pFiSTrUnstRO~zxoNyGomwvr1UvXK-WOuU7TJ5APt-3Cqzvs9OPoPcOJDEOL4PZpFTVksRH428yKEeW1ViZaeVodUM7QpMyyMKNsa~OEKpaz-adunxHa1z~iFB7SlRTT~rJPmOYwwfxYsyQsLb4wuW1Auo2brDx7qVlT2HzB3p0YC7v4ngtPvI6GbxYOmJCzKGR5k-Y5MjqxIC~FLsI8RaONcgRQtH9itXOI0gK1bV5RjtQMlyJT4lSSCKY9V2EN96JFm41uuZrQC91YwZODQFyx8VwD6SvnthrPKeM7IA__&Key-Pair-Id=KUT5TJCACFTXG","Transportation presenters told the advisory group that Route 2 and the nearby rotary are critical constraints for any redevelopment of the MCI Concord site and that coordination with a planned MassDOT project is likely necessary.

Consultants presented traffic counts and crash data showing that Commonwealth Avenue is carrying roughly ten times the volume it was designed for because drivers use it to bypass the rotary, and that the rotary experiences a crash rate approximately five times the statewide average. They said those conditions create both safety and circulation challenges for new development and that a Route 2 redesign or rotary improvements would be a key element of any site access plan.

Speakers identified opportunities to increase multimodal access: better connections to the Bruce Freeman Rail Trail and the West Concord commuter rail station, improved trail wayfinding and increased bike and pedestrian permeability through the site. They also noted an existing MassDOT plan to reconfigure Route 2 near the site and advised overlaying redevelopment plans on that project.

Consultants said Route 2 will remain and that one of the crucial toggles is how the site interacts with that highway — whether access is concentrated on existing roads or redistributed to new points tied to a Route 2 redesign. No design decisions were made; the consultants said they will coordinate with MassDOT and model traffic impacts in upcoming scenario testing.

Advisory members asked technical follow‑up questions and emphasized the need to ensure pedestrian and bicycle links to West Concord village and regional trails.","Transportation consultants and the advisory board discussed the high crash rate at the adjacent rotary, heavy volumes on Commonwealth Avenue and opportunities to coordinate redevelopment with a planned MassDOT project on Route 2.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6054144,"Consultants recommend evaluating selective preservation, reuse and habitat restoration on MCI Concord site",218,1361000,1579000,"/Search/View?dp=1&key=3339709-fc9500c505e0bb675dbdb38922f828f3&start=1361&end=1579","https://assets.pipeline.soar.com/3339709-fc9500c505e0bb675dbdb38922f828f3/thumbnail_1361000.jpg","/articles/6054144/Massachusetts/Consultants-recommend-evaluating-selective-preservation-reuse-and-habitat-restoration-on-MCI-Concord-site","https://secure.pipeline.soar.com/6054144-a1057c9ca99b8d629746f7695329a2e9/orig.mp4?Expires=1770935218&Signature=V-uw0u6MvvPJ~XvDw9Wgnl84V1mEDoWsCsiSz9r7E1urOFYLoXcXEsKTdg0Vl9laNS36wEMNczoN0Ay96OzELyqVfFaJWKm9Eb96ugHfwQglcX~8TrnatX0jzL-r1IAdMIUf8icxZOsLWnRaqua3MgNW7pxfFw8prUNicQLGPWLLUZOlvRCpjN2bgEuAzWjOpZUlHMvcO~GImVD9hQPsSKwbrhBRtw6CN4t2NcjAgaUSe70VRIqrzfKo0DdDNh5-XKaf1Xy~Eeko84dQZ9p7zRUO09VZMmQNuAEOfZj8eVYtj9gAAH0wMoZ3HLmsm9-lQV9kRrc6ZOrtMj-GR0SE4A__&Key-Pair-Id=KUT5TJCACFTXG","Consultants presenting on April 3 said some structures on the former MCI Concord site are strong candidates for preservation or adaptive reuse, while other buildings — including fragmented cellblocks — may be difficult to convert.

Architectural presenters pointed to a handful of buildings with open floor plates (administrative buildings, the former gymnasium/school and intake/workshop buildings) as having clearer reuse potential for public or commercial purposes. They also identified a warden’s house and a remaining “white row house” as buildings likely to attract preservation interest. At the same time, consultants cautioned that many cellblock buildings are architecturally fragmented and would present high life‑cycle and mechanical conversion costs.

Consultants said the cemetery on‑site is a fixed feature that will remain. They also flagged environmental and habitat restoration opportunities tied to the nearby pond and river but noted existing state wetland/riverbank buffers restrict building in some areas.

Presenters urged the advisory group to consider salvaging on‑site materials — stone, brick and portions of the wall — for reuse in public spaces or interpretive installations. In discussing preservation priorities, a speaker recommended bringing the question of which buildings have meaning to the public into the workshop process: “it’s hard to predict what buildings will have meaning to people. And so it's worth looking at them and bringing them up through the workshop process.”

The meeting included a question from an advisory member about several buildings shown on the plan as “facilities to remain” near the river; consultants and engineering staff explained those include the wastewater treatment enclosure, a warehouse and an auxiliary building and that the team needs to clarify which of those structures will be functional, reused, or decommissioned.

No preservation decisions were made; consultants listed preservation toggles to test in scenarios: reuse vs. demolition, life‑cycle cost comparisons, and potential temporary or permanent programming for retained structures.","Presenters identified a small set of buildings with reuse potential, recommended assessing salvage of materials and emphasized that the cemetery and river buffers are fixed constraints to any redevelopment scenario.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6054151,"Town wastewater plant, sand beds and tunnels flagged as major constraints for MCI Concord reuse",136,2656000,2792000,"/Search/View?dp=1&key=3339709-fc9500c505e0bb675dbdb38922f828f3&start=2656&end=2792","https://assets.pipeline.soar.com/3339709-fc9500c505e0bb675dbdb38922f828f3/thumbnail_2656000.jpg","/articles/6054151/Massachusetts/Town-wastewater-plant-sand-beds-and-tunnels-flagged-as-major-constraints-for-MCI-Concord-reuse","https://secure.pipeline.soar.com/6054151-8907a50a76030fc4343d17737c72c8dc/orig.mp4?Expires=1770935218&Signature=B~vENaO31EE8ndASLYOiYo8VyRX6IG4yKiHWsac7ZyM-wO-1judcYFXBKYH5gwwu9yrhmCv7HWAjjacP7QwbdCUvjnTtziZSTY9UNwZXbLfIaL2hWKIUwqDnMRytAweuJsHCoz6B7qOBSOiCDf-i1meDp2efgQa3l2B6zV4M9AAC-nKNZYe1vPNRMTEQF3KFtwBokJyKzaVhOngeIJtXh2ibHYFerSkd9MCc77VpwfgfVMowgEcIZbSQglkYFRqRWjYGpixoFanXAeVTjw8HLy28jv5-QYeMbYRycpbVBQVQsJVPEfC4qDQ3dizrVkODjkIlslnXGdrNvN00T24ogg__&Key-Pair-Id=KUT5TJCACFTXG","Alan Cathcart, director of public works for the Town of Concord, and engineering consultants told the advisory group that the town’s on‑site wastewater treatment plant is a central constraint for large‑scale redevelopment of the former MCI Concord site.

Cathcart summarized engineering assessments and told the group that restoring the treatment plant to a full permitted capacity (about 310,000 gallons per day) would require on the order of $25 million and would likely need to be accomplished in phases over five to ten years. Consultants and staff said the plant is currently operating at roughly 60,000–80,000 gallons per day, well below the cited permitted capacity.

Consultants emphasized that the wastewater facility currently serves remaining on‑site uses and nearby state facilities; if the town were to assume control or expand the plant’s role for redevelopment, phased investments would be necessary. The conversation also covered the plant’s nuisance impacts: staff warned that, \"in the heat of the summer, if we don't put... the minimum amounts of upgrades, the smell will be there,\" and said mitigation measures such as enclosing treatment pits can reduce odors.

Engineers also identified other below‑grade uncertainties on the site that affect infrastructure planning: a complex nest of utilities and tunnels with unknown vertical locations; former sand beds used for historic on‑site wastewater disposal that are present but not active; and an existing sewer line that serves a nearby farm.

The consultants and public works staff outlined three possible roles for the treatment plant in a redevelopment scenario: continuing to serve adjacent existing uses; serving broader West Concord village needs if the town redirects certain sewer flows; or serving new development on the site. Each role carries different capacity and capital requirements.

Discussion points included whether the town could defer the full $25 million upgrade or phase investments; Cathcart and consultants said short‑term investments would be necessary to keep the plant operational and that multi‑million dollar work would be required within five years to avoid critical failures. When asked by advisory members, staff confirmed the $25 million figure represented an order‑of‑magnitude estimate to restore full 310,000 gpd capacity and that current operating capacity is substantially lower.

No decisions were made; consultants said they will model infrastructure costs and incorporate them into feasibility testing for the draft scenarios.

Provenance: the wastewater plant estimate and operating capacity were discussed by Alan Cathcart and engineering consultants during the utilities portion of the April 3 presentation.","Consultants and Town of Concord public works staff said the on‑site wastewater treatment plant is in need of major investment; the facility currently treats far less than its permitted capacity and would require phased upgrades costing in the tens of millions to serve extensive redevelopment.",{"_33":113,"_35":36,"_37":38,"_39":114,"_41":115,"_43":116,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6054155,"Consultants present preliminary analysis, engagement plan for MCI Concord redevelopment",0,118000,"/Search/View?dp=1&key=3339709-fc9500c505e0bb675dbdb38922f828f3&start=118&end=118","https://assets.pipeline.soar.com/3339709-fc9500c505e0bb675dbdb38922f828f3/thumbnail_118000.jpg","/articles/6054155/Massachusetts/Consultants-present-preliminary-analysis-engagement-plan-for-MCI-Concord-redevelopment","https://secure.pipeline.soar.com/6054155-e0ff1f28b4e0f5bb0a3cde325ac62985/orig.mp4?Expires=1770935218&Signature=ZRG-n6eU6BdCucQ8KpY9-mJkxM7hHALf5x3WdfM8joweeJxKNwXCpyLdMrv6i7P2MDOdsYkPakT2IxMeYSltmzs8puLvyfF6BzPb4PO0YuVF9mA6tBSW6Xx6NkV18JaOo1kX1n7crFy1lWSBtH~WDvI2X1mxKuHQ5bZRenzzRjMyU3tC-7twncyJSDhJ7mIeKeI4RyytgDz-qCBvmtwGrzyHXPD3rzY-S00S4Cvao5032h73BOPqU~ouyBmGk9grkFKg0qhKzHEEXq61mDVYYo29nCX2e6iQq6oRe-4JohfOXX6HHjZJ4Xi2uv8Tlq~MDcDfU0UHZV385Ly9h44yWQ__&Key-Pair-Id=KUT5TJCACFTXG","Consultants for the Town of Concord presented a preliminary analysis and public‑engagement plan on April 3 as part of the advisory group’s work to repurpose the former MCI Concord site.

The presentation summarized six analysis topics — community and culture, buildings and structures, open space and environment, transportation and access, energy and infrastructure, and economic feasibility — and set a near‑term schedule of outreach and decision points, including a pop‑up at the town’s April 19 event, public workshops planned for April 30, a scenarios workshop on May 28 and a final draft plan review on June 23.

Why it matters: The MCI site is a large, visible parcel whose future use would affect Concord’s riverfront habitat, nearby neighborhoods and transportation patterns. The advisory board must balance preservation, public amenities and significant infrastructure constraints before any redevelopment can proceed.

Consultants said the current work is an interim analysis meant to inform scenario development rather than a final plan. They described the project schedule and public engagement approach and asked advisory members to help shape five emerging “site identity” themes — healthy/green, climate‑friendly, active/arts, supportive (town facilities/public works) and incubating/innovation — that will guide scenario sketches.

The team encouraged advisory members to participate in hands‑on identity exercises during the meeting and to provide feedback via a project website draft the consultants said they plan to publish shortly at www.mci-conquer.org. The consultants described four concentric outreach “zones” (project advisory group, directly affected community, interested organizations/near neighbors, and the general public) and said outreach will include themed community conversations and an online survey.

Quotes from the meeting included the project lead’s description of the session: \"we're really excited to share a large amount of information from analysis that this team has been going about for the past month,\" and a reminder that the current materials are preliminary: \"this is not us saying that we are done with analysis.\" Those quotes were made by a staff presenter introducing the workshop.

The presenters asked advisory members to prioritize the five identities during a brief workshop. Several members who shared back favored mixed approaches that combine active/arts, climate‑friendly design and incubation uses, while keeping town infrastructure needs in view.

The meeting closed with a procedural move to raise a motion; no formal vote on a redevelopment proposal occurred at the April 3 workshop.

Looking ahead, consultants said they will refine analysis with additional infrastructure and fiscal data, produce three draft scenarios that emphasize different mixes of the five identities, and return to the advisory board and outreach subcommittee in May and June for further vetting.","Consultants working with the Town of Concord presented interim findings on reuse, infrastructure and community priorities for the former MCI Concord site on April 3, 2025, and outlined an outreach schedule including pop-ups and public workshops this spring and a scenarios workshop in late May.","actionData","errors"]

Article not found

Feasibility analysis to weigh housing demand, fiscal impacts and site prep costs for MCI Concord

Rotary and Route 2 traffic patterns and safety flagged as key issues for site access

Consultants recommend evaluating selective preservation, reuse and habitat restoration on MCI Concord site

Town wastewater plant, sand beds and tunnels flagged as major constraints for MCI Concord reuse

Consultants present preliminary analysis, engagement plan for MCI Concord redevelopment